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Liberty Property Trust Announces Second Quarter 2017 Results

MALVERN, Penn., July 25, 2017 (GLOBE NEWSWIRE) -- Liberty Property Trust announced financial and operating results for the quarter ended June 30, 2017.

Management Comments
”Liberty’s results at mid-year reflect the continued strength of the industrial real estate market,” said Bill Hankowsky, chairman and chief executive officer. “We anticipate consistently strong leasing volumes, rent growth and occupancy gains for the remainder of the year.”

Highlights for Second Quarter 2017

  • Net income available to common shareholders $0.35 per diluted share
  • NAREIT Funds from Operations $0.65 per diluted share
  • Same store operating income increased by 1.4%, over prior year quarter
  • Same store operating income for the industrial portfolio increased by 2.7%
  • Portfolio occupancy on a commenced basis at quarter-end 95.6%, and on a signed basis 97.2%
  • 6.5 million square feet of lease transactions completed
  • Rents on industrial leases up 11.9%
  • Rents on office leases up 5.7%
  • $73.6 million in development starts

Earnings Guidance

  • Liberty increased Funds from Operations guidance range for 2017 to be $2.49 - $2.55 per diluted share

Financial Results
Net income: Net income available to common shareholders for the second quarter of 2017 was $51.4 million, or $0.35 per diluted share, compared to $49.6 million, or $0.34 per diluted share, for the second quarter of 2016.

For the six months ended June 30, 2017, net income available to common shareholders was $94.4 million, or $0.64 per diluted share, compared to $107.2 million, or $0.73 per diluted share, for the first six months of 2016.

Funds from Operations: The company uses the National Association of Real Estate Investment Trusts (“NAREIT”) definition of Funds from Operations (“FFO”) as an operating measure of the company’s

financial performance. A reconciliation of U.S. GAAP net income to NAREIT FFO is included in the financial data tables accompanying this press release.

NAREIT FFO available to common shareholders for the second quarter of 2017 was $98.2 million, or $0.65 per diluted share, compared to $102.2 million, or $0.68 per diluted share, for the second quarter of 2016.

Net income and NAREIT FFO for the second quarter of 2017 were impacted by gain on the sale of non-depreciable assets of $3.8 million ($0.025 per diluted share).

FFO available to common shareholders for the six months ended June 30, 2017 was $188.8 million, or $1.25 per diluted share, compared to $195.3 million, or $1.30 per diluted share, for the first six months of 2016.

Operating Performance
Same Store Performance: Property level operating income for same store properties increased by 0.7% on a cash basis and by 1.4% on a straight line basis for the second quarter of 2017, compared to the same quarter in 2016. For the six months ended June 30, 2017, property level operating income for same store properties increased by 1.1% on a cash basis and on a straight line basis, compared to the same period in 2016.

  • Same store operating income for the industrial portfolio increased by 2.1% on a cash basis and 2.7% on a straight line basis. For the six months ended June 30, 2017, industrial same store operating income increased by 2.3% on a cash basis and 2.4% on a straight line basis, compared to the same period in 2016.
  • Same store operating income for the office portfolio decreased by 6.6% on a cash basis and by 5.5% on a straight line basis. For the six months ended June 30, 2017, office same store operating income decreased by 5.2% on a cash basis and on a straight line basis, compared to the same period in 2016.

Occupancy: At June 30, 2017, Liberty’s operating portfolio of 98.9 million square feet was 95.6% occupied, compared to 96.1% at the end of the first quarter 2017. During the quarter, Liberty completed lease transactions totaling 6.5 million square feet of space, and occupancy on a signed but not yet commenced basis is 97.2%.

Industrial Portfolio: The primary driver of Liberty’s results is the performance of its industrial portfolio. The 92.3 million square foot industrial portfolio was 95.9% leased at quarter-end, compared to 96.6% for the previous quarter. Industrial distribution rents increased 11.9% on renewal and replacement leases signed during the quarter. 96% of these leases have built-in rent escalators.

Office Portfolio: Occupancy of Liberty’s 6.6 million square foot office portfolio was 91.5%, up from 88.4% from the previous quarter. During the quarter, a previously announced lease for 170,000 square feet of office space commenced. This lease resulted in a significant increase in office occupancy, as well as a higher than usual tenant improvement costs. Office rents increased 5.7% on renewal and replacement leases signed in the office portfolio, and 97% of these leases contain built-in rent escalators.

Real Estate Investments

Development Deliveries: In the second quarter, Liberty brought into service four wholly-owned development properties for a total investment of $65.2 million. The properties contain 724,000 square feet of leasable space and were 100% occupied as of the end of the quarter. The yield on these properties at June 30, 2017 was 7.9%.

Development Starts: In the second quarter, Liberty began development of two wholly-owned properties totaling 1,026,000 square feet of leasable space at a projected investment of $73.6 million. The properties consist of:

  • 7157 Ridge Road, Hanover, MD, 220,000 square feet, 100% leased
  • 100 Carolina Way, Carlisle, PA 805,600 square feet for inventory

Real Estate Acquisitions
During the second quarter, Liberty purchased one 101,000 square foot industrial building currently under development in Gardena, CA for $20.1 million.

Real Estate Dispositions
During the second quarter, Liberty sold two suburban office buildings totaling 94,000 square feet for $8.1 million.

2017 Outlook
A reconciliation of projected NAREIT FFO per share to projected U.S. GAAP net income available to common shareholders per share for 2017 is below (all amounts projected). Additional information on assumptions underlying this guidance is included in Liberty’s second quarter supplemental financial report on the company’s website.

Revised 2017
Outlook
Previous 2017
Outlook
Net income available to common shareholders per diluted share $1.99 - $2.19 $1.42 - $1.75
Depreciation and amortization of unconsolidated joint ventures 0.05 – 0.07 0.06 – 0.08
Depreciation and amortization 1.18 – 1.20 1.24 – 1.28
Gain on property dispositions(1) (0.74) – (0.92) (0.30) – (0.60)
Noncontrolling interest share of addbacks 0.01 – 0.01 0.00 – 0.01
NAREIT FFO, per diluted share $2.49 - $2.55 $2.42 - $2.52
(1) Includes equity share of gain on disposition of unconsolidated joint ventures.

About the Company
Liberty Property Trust (NYSE:LPT) is a leader in commercial real estate, serving customers in the United States and United Kingdom, through the development, acquisition, ownership and management of superior office and industrial properties. Liberty's 99 million square foot operating portfolio includes 560 properties which provide office, distribution and light manufacturing facilities to 1,200 tenants.

Additional information about the company, including Liberty’s Quarterly Supplemental Package with detailed financial information, is available in the Investors section of the Company’s web site at www.libertyproperty.com. If you are unable to access the web site, a copy of the supplemental package may be obtained by contacting Liberty by phone at 610-648-1704, or by e-mail to jleonard@libertyproperty.com.

Liberty will host a conference call during which management will discuss second quarter results on Tuesday, July 25, 2017, at 1 p.m. Eastern Time. To access the conference call, please dial 855-277-7530. The passcode needed for access is 46839831. A replay of the call will be available until August 25, 2017, by dialing 1-855-859-2056 using the same passcode as above. The call can also be accessed via the Internet on the Investors page of Liberty’s web site at www.libertyproperty.com.

The statements contained in this press release may include forward-looking statements within the meaning of the federal securities law. These forward-looking statements include statements relating to, among others things, achievement of strategic targets, expectations for our operating results, business and financial condition, business and our growth prospects, as well as statements that are generally accompanied by words such as “believes,” “anticipates,” “expects,” “estimates,” “should,” “seeks,” “intends,” “proposed,” “planned,” “outlook,” “remain confident,” and “goal” or similar expressions. Although Liberty believes that the expectations reflected in such forward-looking statements are based on reasonable assumptions, it can give no assurance that its expectations will be achieved. As forward-looking statements, these statements involve risks, uncertainties and other factors that could cause actual results to differ materially from the expected results. These risks, uncertainties and other factors include, without limitation, uncertainties affecting real estate business generally (such as entry into new leases, renewals of leases and dependence on tenants’ business operations), risks relating to our ability to maintain and increase property occupancy and rental rates, risks relating to the continued repositioning of the Company's portfolio, risks relating to construction and development activities, risks relating to acquisition and disposition activities, risks relating to the integration of the operations of entities that we have acquired or may acquire, risks relating to joint venture relationships and any possible need to perform under certain guarantees that we have issued or may issue in connection with such relationships, risks related to properties developed by the Company on a fee basis, risks associated with tax abatement, tax credit programs, or other government incentives, possible environmental liabilities, risks relating to leverage and debt service (including availability of financing terms acceptable to the Company and sensitivity of the Company's operations and financing arrangements to fluctuations in interest rates), dependence on the primary markets in which the Company's properties are located, the existence of complex regulations relating to status as a REIT and the adverse consequences of the failure to qualify as a REIT, risks relating to litigation and the potential adverse impact of market interest rates on the market price for the Company's securities, and other risks and uncertainties detailed in the company’s filings with the Securities and Exchange Commission. The company assumes no obligation to update or supplement forward-looking statements that become untrue because of subsequent events.


Liberty Property Trust
Balance Sheet
June 30, 2017
(Unaudited and in thousands)
June 30, 2017 December 31, 2016
Assets
Real estate:
Land and land improvements $1,094,121 $1,094,470
Building and improvements 4,562,908 4,501,921
Less: accumulated depreciation (995,032) (940,115)
Operating real estate 4,661,997 4,656,276
Development in progress 410,027 267,450
Land held for development 351,933 336,569
Net real estate 5,423,957 5,260,295
Cash and cash equivalents 14,748 43,642
Restricted cash 18,115 12,383
Accounts receivable 14,509 13,994
Deferred rent receivable 120,124 109,245
Deferred financing and leasing costs, net 159,112 153,393
Investments in and advances to unconsolidated joint ventures 268,346 245,078
Assets held for sale 2,731 4,548
Prepaid expenses and other assets 137,993 150,235
Total assets $6,159,635 $5,992,813
Liabilities
Mortgage loans, net $271,851 $276,650
Unsecured notes, net 2,281,650 2,280,286
Credit facility 177,000
Accounts payable 56,188 65,914
Accrued interest 21,718 21,878
Dividend and distributions payable 60,334 71,501
Other liabilities 222,697 206,124
Total liabilities 3,091,438 2,922,353
Noncontrolling interest 7,537 7,537
Equity
Shareholders' equity
Common shares of beneficial interest 147 147
Additional paid-in capital 3,666,703 3,655,910
Accumulated other comprehensive loss (45,332) (56,031)
Distributions in excess of net income (619,929) (596,635)
Total shareholders' equity 3,001,589 3,003,391
Noncontrolling interest - operating partnership 54,170 54,631
Noncontrolling interest - consolidated joint ventures 4,901 4,901
Total equity 3,060,660 3,062,923
Total liabilities, noncontrolling interest - operating partnership and equity $6,159,635 $5,992,813

Liberty Property Trust
Statement of Operations
June 30, 2017
(Unaudited and in thousands, except per share amounts)
Quarter Ended Year to Date
June 30, 2017 June 30, 2016 June 30, 2017 June 30, 2016
Operating Revenue
Rental $ 124,969 $ 139,143 $ 248,350 $ 278,198
Operating expense reimbursement 39,902 47,511 80,402 98,597
Development service fee income 18,259 29,744
Total operating revenue 183,130 186,654 358,496 376,795
Operating Expenses
Rental property 17,716 24,745 37,600 53,255
Real estate taxes 23,244 25,202 46,525 50,522
General and administrative 15,282 15,629 32,224 36,619
Depreciation and amortization 45,789 53,545 91,249 107,623
Development service fee expense 17,828 28,832
Total operating expenses 119,859 119,121 236,430 248,019
Operating Income 63,271 67,533 122,066 128,776
Other Income/Expense
Interest and other income 1,928 4,992 3,804 9,590
Interest expense (21,942) (30,131) (44,285) (61,543)
Total other income/expense (20,014) (25,139) (40,481) (51,953)
Income before gain on property dispositions, income taxes,
noncontrolling interest and equity in earnings of
unconsolidated joint ventures 43,257 42,394 81,585 76,823
Gain on property dispositions 5,895 3,832 6,702 24,353
Income taxes (324) (752) (946) (1,553)
Equity in earnings of unconsolidated joint ventures 3,990 5,583 9,721 10,497
Net Income 52,818 51,057 97,062 110,120
Noncontrolling interest - operating partnerships (1,350) (1,317) (2,499) (2,826)
Noncontrolling interest - consolidated joint ventures (57) (113) (120) (113)
Net Income available to common shareholders $ 51,411 $ 49,627 $ 94,443 $ 107,181
Net income $ 52,818 $ 51,057 $ 97,062 $ 110,120
Other comprehensive gain (loss) - foreign currency translation 7,503 (13,509) 10,680 (18,596)
Other comprehensive (loss) gain - derivative instruments (38) (435) 275 (1,795)
Comprehensive income 60,283 37,113 108,017 89,729
Less: comprehensive income attributable to noncontrolling interest (1,582) (1,101) (2,875) (2,458)
Comprehensive income attributable to common shareholders $ 58,701 $ 36,012 $ 105,142 $ 87,271
Basic income per common share $ 0.35 $ 0.34 $ 0.64 $ 0.73
Diluted income per common share $ 0.35 $ 0.34 $ 0.64 $ 0.73
Weighted average shares
Basic 146,688 145,995 146,602 146,002
Diluted 147,508 146,735 147,355 146,622

Liberty Property Trust
Statement of Funds from Operations
June 30, 2017
(Unaudited and in thousands, except per share amounts)
Quarter Ended Year to Date
June 30, 2017 June 30, 2016 June 30, 2017 June 30, 2016
NAREIT FFO
Reconciliation of net income available to common shareholders to
NAREIT FFO available to common shareholders:
Net income available to common shareholders$ 51,411 $ 49,627 $ 94,443 $ 107,181
Adjustments:
Depreciation and amortization of unconsolidated joint ventures 2,295 2,262 4,620 4,938
Depreciation and amortization 45,343 53,142 90,421 106,894
Gain on property dispositions / impairment - real estate assets of
unconsolidated joint ventures
(153) (1,993)
Gain on property dispositions / impairment - real estate assets (2,108) (3,832) (2,915) (24,353)
Noncontrolling interest share in addback for depreciation and amortization
and gain on property dispositions / impairment - real estate assets
(1,065) (1,213) (2,155) (2,017)
NAREIT FFO available to common shareholders - basic 95,876 99,833 184,414 190,650
Noncontrolling interest share in addback for depreciation and amortization
and gain on property dispositions / impairment - real estate assets
1,065 1,213 2,155 2,017
Noncontrolling interest excluding preferred unit distributions 1,232 1,199 2,263 2,590
NAREIT FFO available to common shareholders - diluted$ 98,173 $ 102,245 $ 188,832 $ 195,257
NAREIT FFO available to common shareholders - basic per share$ 0.65 $ 0.68 $ 1.26 $ 1.31
NAREIT FFO available to common shareholders - diluted per share$ 0.65 $ 0.68 $ 1.25 $ 1.30
AFFO
NAREIT FFO available to common shareholders - diluted$ 98,173 $ 102,245 $ 188,832 $ 195,257
Straight line rent adjustment, net of related bad debt expense (4,979) (3,179) (9,946) (7,603)
Share - based compensation expense 2,324 1,615 8,864 8,802
Tenant Improvements and Lease Transaction Costs (18,213) (18,515) (28,012) (29,928)
Non-reimbursed Capital Expenditures (4,527) (2,871) (4,933) (4,459)
Gain on sale of non-depreciable assets (3,801) (3,817)
Gain on debt extinguishment (3,331) (4,243)
AFFO available to common shareholders - diluted$ 68,977 $ 75,964 $ 150,988 $ 157,826
Reconciliation of weighted average shares:
Weighted average common shares - all basic calculations 146,688 145,995 146,602 146,002
Dilutive shares for long term compensation plans 820 740 753 620
Diluted shares for net income calculations 147,508 146,735 147,355 146,622
Weighted average common units 3,528 3,539 3,528 3,539
Diluted shares for NAREIT FFO calculations 151,036 150,274 150,883 150,161
NAREIT Funds from Operations available to common shareholders is defined by NAREIT as net income (computed in accordance with U.S. GAAP), excluding gains (or losses) from sales of depreciable property and impairments of depreciable real estate assets, plus depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures. The SEC has agreed to the disclosure of this non-GAAP financial measure on a per share basis in its Release No. 34-47226, Conditions for Use of Non-GAAP Financial Measures. The Company believes that the calculation of NAREIT FFO is helpful to investors and management as it is a measure of the Company’s operating performance that excludes depreciation and amortization and gains and losses from operating property dispositions. As a result, year over year comparison of NAREIT FFO reflects the impact on operations from trends in occupancy rates, rental rates, operating costs, development activities, general and administrative expenses, and interest costs, providing perspective not immediately apparent from net income. In addition, management believes that NAREIT FFO provides useful information to the investment community about the Company’s financial performance when compared to other REITs since NAREIT FFO is generally recognized as the standard for reporting the operating performance of a REIT. NAREIT FFO available to common shareholders does not represent net income or cash flows from operations as defined by U.S. GAAP and does not necessarily indicate that cash flows will be sufficient to fund cash needs. It should not be considered as an alternative to net income as an indicator of the Company’s operating performance or to cash flows as a measure of liquidity. NAREIT FFO available to common shareholders also does not represent cash flows generated from operating, investing or financing activities as defined by U.S. GAAP. The Company believes that the line on its consolidated statements of comprehensive income entitled “net income available to common shareholders” is the most directly comparable U.S. GAAP measure to FFO.

Inquiries: Jeanne Leonard, Liberty Property Trust, 610.648.1704

Source:Liberty Property Trust

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